T2 flat in Rua Doutor Teixeira Gomes, 2, Algoz e Tunes, Silves
T2 flat in Rua Doutor Teixeira Gomes, 2, Algoz e Tunes, Silves — image 2T2 flat in Rua Doutor Teixeira Gomes, 2, Algoz e Tunes, Silves — image 3T2 flat in Rua Doutor Teixeira Gomes, 2, Algoz e Tunes, Silves — image 4T2 flat in Rua Doutor Teixeira Gomes, 2, Algoz e Tunes, Silves — image 5
Grade Bapartmentmid-range

T2 flat in Rua Doutor Teixeira Gomes, 2, Algoz e Tunes, Silves

Silves · Central Algarve ·

€425,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €23,747/yr
Average Daily Rate: €111
Payback Period: 21.7 years
5-yr Capital Value: €558,444
10-yr Capital Value: €679,432
Brixfox Score: 58.1 / 100
Comparable Properties: 8
Data Confidence: 52%
Search Radius: 6 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€489,800

+15.2% over asking

Asking price€425,000
IMT — Property transfer tax (investment schedule)€21,830
IS — Stamp duty (0.8%)€3,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,375
Total acquisition costs€32,855
Renovation (est. €55/m² × 129 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,095
(€3,870–€10,320)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€489,800

Gross yield (asking price)

5.6%

True gross yield (all-in)

4.8%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 2
Bathrooms: 2
Building: 129 m²
Style: dated
Condition: good
Year Built: 2009
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.87
Visual Appeal
8.6
Ownership Security
13
Location
7.2
Land & Space
4.58
Rental Demand
5.88
Payback Speed
1
STR Suitability
3

Description

T2 Apartment Ground Floor with Double Garage T2 apartment with 88m² located in Tunes, in a privileged location, very close to the train station, health center, cafes, markets, kindergartens, playground, and with close access to the IC1 road. Located on the ground floor, this property offers comfort, practicality, and

Location

📍 37.1649°N, 8.2583°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Rua Doutor Teixeira Gomes, 2, Algoz e Tunes, Silves

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
129 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$80K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$1,464/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.3 yr
Rental only

Property details

Year built: 2009
Energy: B-
Condition: good

Description

T2 Apartment Ground Floor with Double Garage T2 apartment with 88m² located in Tunes, in a privileged location, very close to the train station, health center, cafes, markets, kindergartens, playground, and with close access to the IC1 road. Located on the ground floor, this property offers comfort, practicality, and

Income Breakdown

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Nightly Rate (ADR)
$165/night
50% ($76)Brixfox estimate($165/night)200% ($303)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$17,564
Airbnb data$165/night · 59% occupancy
Rental income
$165/night · 59% occ.
$35,332
Running costs (20%)
Utilities, cleaning, maintenance
-$7,066
Income tax (10%)
Indonesian rental income tax
-$9,893
Property tax
Annual property tax
-$808
Net income
3.8% ROI
$17,564

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$461,957
IMT (transfer tax, investment schedule)$23,728
Imposto de Selo (stamp duty)$3,696
Notary & registration$1,359
Legal / due diligence$6,929
Total acquisition costs$35,712
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,712
($4,207–$11,217)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$532,391

Gross yield (asking)

7.6%

True gross yield (all-in)

6.6%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.5M$1.9M$1.2M$617K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $425K
Capital appreciation
Property value growing at +4%/yr based on Silves market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$517K
+22%
Rental Income
+$86K
Total Position
$603K
+42%
7.2%/yr
Year 10
Capital Value
$629K
+48%
Rental Income
+$185K
Total Position
$814K
+92%
6.7%/yr
Year 20
Capital Value
$931K
+119%
Rental Income
+$434K
Total Position
$1.4M
+221%
6.0%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$769K
Total Position
$2.1M
+405%
5.5%/yr

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.8% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Good
$151 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

39% occ.
3.4%
$1,293/mo
49% occ.
4.3%
$1,643/mo
59% occ.
5.2%
$1,994/mo
current
69% occ.
6.1%
$2,344/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.